遇到买卖或贷款困难？ 希望可以针对其难杂症， 对症下药

秀气灵人

最近在佳礼论坛中学到很多新知识， 希望加上自己本来有的知识及见解， 在这里帮助遇到问题的朋友们。

你们可以尽量提出问题， 我一定会全力以赴帮你们解答。 不为其他， 只为有福同享！

[ 本帖最后由 秀气灵人 于 21-8-2007 11:42 AM 编辑 ]

kitkatlow

哇！！！
小姐的無私精神實在令小弟我敬佩。
你是在房產商工作的嗎？

秀气灵人

因为我也是在这个无私的大家庭里学到了很多新知识啊！ 我的做法只是有样学样， 回馈社会而已。

你忘记我了？ 我曾经告诉你我在律师楼上班的。。。有印象吗？？

可怜的蠢驴爸爸

想请问楼主，买卖土地的程序是怎样的？需要准备什么文件、律师费多少等等的问题。小弟第一次买地，对买卖土地的事情是一窍不通。如果要贷款的话，应该如何申请呢？

秀气灵人

买卖土地手续及贷款基本上是和买卖产业一样。 想请问你了解买卖产业手续吗？ 如果你不清楚， 我再一一慢慢向你解释， 但如果你已经了解， 那么你提问题， 我回答， 好吗？

等你的回复。

秀气灵人

根据自己几次地产交易的经历,个人感觉选择一个代理经纪的重点应该放在去寻找适合你的经纪而不仅仅是通过比较佣金的多少来做主要挑选条件.所谓适合,大致是考虑这几点,

1,对你物业所在区域的熟悉程度,这可以从他(她)的现有挂牌和以往代售记录中看出.

2,对地产买卖法规的掌握, 这会帮助你避免可能出现的许多不必要的过户纠纷.

3,对当前地产大环境的了解,

4,对房屋结构的技术性知识的解答,

5,还有就是口碑和为人了.

以上各方面通过交谈,观察和自己所作功课的比较就可以知道个大概,当然还有朋友之间的推荐,而我个人认为第一点是非常重要,对一个区域的熟悉,不仅仅是知道本区目前的市场价格,而是包括区域内市政和本区自身的发展规划,区域内人群的种类和需求形式,房屋的类型,潜在买家的喜好和价格承受力,等等的综合了解,这样他对你的个案就会准确给出一个合理的卖价推荐.对卖房来说,定价非常重要,过高,市场展示太久,过低,减少你的应得,而定价并不是简单地同区域已售价的横向比较,而是上面所列因素的综合考虑.

秀气灵人

首先声明，我是个比较彻底的购房外行，所以只能以外行人的视角来总结我买房的得失。至于房屋的结构、真正的内部品质，我无从谈起。特别说明的是，我的所谓秘笈只针对工薪阶层，大款们对此毫无参考的必要。

　　外行人买房，首先要选好房子的“大邻居”，即关注大部分业主的收入水准和素质水准。人以群分嘛，如果多数业主都属于特别有钱而有闲的阶层，你会觉得没有成就感；如果你的邻居、甚至是你相邻的几栋楼的住户本身根本无力购房，仅仅因为某某原因才与你共享同一小区，你就等着无休无止的头痛吧——今天这家可能喝酒行令到深夜，明天可能某家在院子里因办丧事吹吹打打、在院子里撒纸钱或在大街上弄些纸人纸马，后天可能哪个男人光着膀子拿条凳子坐在院子里与另一个男人大声说着脏话，让你不是滋味。房子是人生的大宗消费，中国工薪阶层换房的几率目前尚小，“择邻而居”确实为重中之重。


　　第二，买房要看光线是否充足。你的房子可以不户户朝阳，但必须光线尽可能好；否则你必须白天也开灯照明，那种感觉太不爽了。从这个角度上说，所谓“告别空调暖气时代”概念的前卫的高档房子你最好回绝，因为都是小窗户，白天都得开灯。

　　第三，至少有一间房能让阳光照射4小时以上，或者几间屋子冬天被阳光照射的时间总和在4小时以上。你不想让孩子享受衣被的“阳光的味道”吗？

　　第四，在财力上坚持“跳一跳够得上”的原则。比如，你现在有财力买两居，那就咬咬牙买三居；只有买三居的财力，不妨把牙咬碎买四居。否则，当你的财力渐渐大了，你会觉得你的房子太小了。

可怜的蠢驴爸爸

感谢楼主无私的分享，小弟俺可对这些是一窍不通的。

因为小弟最近想买一块农业地来种有机蔬菜，所以想咨询有关详情。

[ 本帖最后由 可怜的蠢驴爸爸 于 20-8-2007 01:42 PM 编辑 ]

秀气灵人

那好， 首先你就要先向地主索取相关资料， 然后先到土地局作土地调查(Conducting a land search), 只需缴付RM 30。不是随便一间土地局都可以的， 必需先知道该地皮的资料储存在哪个土地局。

其实以上手续你可以通过律师办理， 我的劝告是除非你有90%诚意要购买， 否则不要随便请律师代劳。

一旦确定一切没有问题了， 那么你就可以委托律师。 把有关资料如双方面身份证副本，买卖合约副本， 土地转让表格， 地契， 银行贷款合约等 (以上资料可以向地主要求)交给律师。 接下来， 就让律师包办一切手续。

至于贷款， 我不是很记得， 没有错的话只可以贷款到80%,但是每一间银行有自己的scheme 及最新利率， 所以建议上网或则亲自登门查寻。至于贷款需要的资料， 如果可以的话， 要准备 FORM J , EPF Statement, Latest 3 months Salary Slip, EA Form or Employment Letter, 如果自己做生意， 就需要公司来往户口最近三个月月帐单， Audited Accounts, Form 24, 44 & 49, Memorandum of Article, Company Profile, Directors Form J & NRIC等文件。

律师费方面， 你需要缴付两项律师费既买卖及贷款。 算法如下 ：-

From Purchase Price and/or Loan Amount

1) 1st 150 K          = 1.0 %
2) Subsequent RM 850K = 0.7 %
3) Next 2 million     = 0.6 %
4) Next 2 million     = 0.5 %
5) Next 2.5 million   = 0.4 %

Calculation on stamp duty for Transfer

1) 1st 100 K          = 1.0 %
2) Next 400 K         = 2.0 %
3) Next 5 million     = 3.0 %

Calculation on stamp duty for Loan

= Loan Amount x 5.0 %

秀气灵人

以上手续只是个大概， 至于详细手续， 其实都是律师的工作范围。 还有问题再提问我吧！

可怜的蠢驴爸爸

哇！楼主这么清楚，可以出来自立门户了！非常感谢您的鼎力协助，俺现在正在收集资料。待俺整理好后就跟大家分享！

秀气灵人

比我厉害比我有知识的大有人在， 纯粹分享。 等待你的佳音， 希望你可以购买到适合的土地来发展你的喜好及事业。 记得分享！

秀气灵人

Purchase Of Property

Business Undertaking

In the case of purchase of any BUSINESS UNDERTAKING, the contract of sale and purchase is chargeable to ad valorem duty on the price relating to goodwill, debt and other chose-in action. The rate of duty is the same as that of IMMOVABLE PROPERTY.

Immovable Property

The prescribed rate of duty is as shown below. The duty at this rate is also payable where the instrument of transfer constitutes a DEED OF ASSIGNMENT executed on sale or gift of the contractual interest on the property.

-On the first RM100,000:

RM1.00 for every RM100 or fractional part of RM100.

-On any amount in excess of RM100,000 but not exceeding RM500,000:

RM2.00 for every RM100 or fractional part of RM100.

-On any amount in excess of RM500,000
RM3.00 for every RM100 or fractional part of RM100.

Stock, Shares or Marketable Securities

The prescribed rate of duty is RM3.00 for every RM1,000 or fractional part of RM1,000 on the price or value thereof on the date of transfer, whichever is the greater.

Tenant And Landlord

-The lease or tenancy instrument which secures annual rent not exceeding RM2,400 is EXEMPTED from duty and presentation of these instruments at a stamping office or centre is not necessary.

-The prescribed rate of duty on the instrument which secures annual rent exceeding RM2,400 is as follows:

(For every RM 250 or part thereof in excess of RM2, 400)
When the lease is for a period Duty Rate  
Not exceeding one year RM1.00
Exceeding one but not exceeding three years RM2.00
Exceeding three years or for any indefinite period RM4.00

(For every RM250 or part thereof in excess of RM2,400

-If the consideration for tenancy constitutes or includes a PREMIUM, additional duty is chargeable and it is calculated on the amount of the premium at the rate chargeable on immovable property.

-If the lease provides for differential rent, please contact The Deputy Collector of Stamp Duty for further information.

Stamping of documents after executions

In general, any unstamped or insufficiently stamped instrument excluding cheque or promissory note drawn or made within Malaysia may be stamped after execution on payment of the unpaid duty, if the instrument is presented for stamping;

-Within 30 days of its execution if executed within Malaysia or;

-Within 30 days after it has been first received in Malaysia if it has been executed out of Malaysia
  
Adjudication of Instruments  

Purpose of adjudication

An application to determine the amount of duty chargeable on any executed instrument can be made to the Collector. For this purpose the Collector may require that the instruments be furnished together with an affidavit or other evidence. The Collector may refuse such application until the required instrument and evidence have been furnished accordingly.

The purpose of adjudication is to protect the parties to the contract in respect of the admissibility of the instrument as evidence in court during a civil proceeding. An instrument which is not duly stamped is not admissible in court as evidence.

Adjudication Of Instruments

The fee payable for adjudication of an instrument is RM10 ( with effect from 1st January 1996 )
  
Responsibility Of Company Secretary / Registrar  

Section 52(1) of The Stamp Act 1949 PROHIBITS registration, acceptance or authentication of any instrument which has not been duly stamped.

If your duties include registration, acceptance or authentication of any instrument including share transfer and DEED OF ASSIGNMENT, contact the Deputy Collector of Stamp Duty if in doubt as to whether fixed duty or ad valorem duty is payable on the instrument .

Failure to comply with the provisions of this section is punishable under Section 69(2) with a fine not exceeding RM1,500.

Penalty

An instrument may be stamped within 30 days of its execution if executed within Malaysia or within 30 days after it has been first received in Malaysia if it has been executed outside Malaysia.

If it is not stamped within the period stipulated, a penalty of

(a) RM25.00 or 5% of the deficient duty, whichever is the greater, if stamped within 3 months after the time for stamping;

(b) RM50.00 or 10% of the deficient duty, whichever is the greater, if stamped after 3 months but not later than 6 months after the time for stamping;

(c) RM100.00 or 20% of the deficient duty, whichever is the greater, if stamped after 6 months from the time for stamping;

may be imposed

  
Method of Payment  

Payment may be made in the following manner:-

(i) Cash (if the duty does not exceed RM100) or

(ii) Revenue Stamp (if the duty does not exceed RM500) or

(iii) Money Order, Solicitor's Cheque or Bank Draft,made payable to the Deputy Collector of Stamp Duty and sent together with the relevant instrument to the stamp duty office by hand or through registered post.


Relief From Stamp Duty  

Relief may be given pursuant to:

(i)        Section 15 Stamp Act 1949

(ii)        Section 15A Stamp Act 1949


RECENT AMENDMENTS TO THE STAMP ACT 1949  

(With effect from 1 January 2001)

(i) All fixed duty documents (other than cheques, Articles of Association of a company, Memorandum of Association of a company) are subject to duty of RM10.00.

(ii) All documents constituting a Charge or Mortgage, Agreement for a Charge or Mortgage (including that under the Syariah), Bond, Covenant, Debenture etc. being the principal security for the payment or repayment of money are subject to duty of RM5.00 for every RM1,000.00 or part thereof.

(iii) All documents being the security for payment or repayment of money made for the purpose of pursuing higher education in higher educational institutions are subject to duty of RM10.00.


Extracted from Lembaga Hasil Dalam Negeri

[ 本帖最后由 秀气灵人 于 21-8-2007 11:37 AM 编辑 ]

秀气灵人

Sale and Transfer

Consideration or Adjudicated Value Scale of Fees

For the first  RM   150,000 1.0% (subject to a minimum fee of RM300)
For the next RM    850,000 0.7%
For the next RM 2,000,000 0.6%
For the next RM 2,000,000 0.5%
For the next RM 2,500,000 0.4%

Where the consideration or adjudicated value is in excess of RM 7,500,000 Negotiable on the excess (but shall not exceed 0.4% of such excess).  Notwithstanding the above rates, in the case of any transaction governed by the Housing Development (Control and Licensing) Act 1966 [Act 118] or any subsidiary legislation made under that Act, the remuneration of the solicitor having the conduct of and completing the transaction, whether acting for the vendor or the purchaser, shall be-

(a)        RM250, if the consideration is RM45,000 or below;
  
(b)        75% of the applicable scale fee specified, if the consideration is in excess of RM45,000 but not more than RM100,000;
  
(c)        70% of the applicable scale fee specified, if the consideration is in excess of RM100,000 but not more than RM500,000; or

(d)        65% of the applicable scale fee specified, if the consideration is in excess of RM500,000.

RULES UNDER THE FIRST SCHEDULE

1.         A solicitor shall act only for the vendor/transferor or the purchaser/transferee and the remuneration of the solicitor shall be in accordance with the applicable scale fee specified based on the consideration for, or the adjudicated value of, the transaction.

2.         A solicitor acting for the purchaser may also act for his client in the subsequent sale.

3.         A solicitor acting for the purchaser may also act for his client in the financing transaction.

4.         In a transaction involving a property put up by a solicitor for sale by public auction on behalf of his client-
  
(a)        if the property is sold-

(i)         the remuneration of the vendor's solicitor for conducting the sale (including drafting and settling conditions of sale) shall be the full scale fee specified based on the sale price of the property;

(ii)         if the same solicitor thereafter acts for the vendor to complete the transaction (including investigating the title, preparing, perusing and completing the instrument of transfer), his additional remuneration shall be 50% of the full scale fee specified based on the sale price of the property;

(iii)         the remuneration of the purchaser's solicitor shall be the full scale fee specified based on the sale price of the property; and

(iv)         where a property held under the same title is divided into lots for convenience of sale and the same purchaser buys several such lots and one transfer is effected in respect of such lots, the remuneration of the solicitor specified in subparagraphs 4(a)(i), (ii) and (iii) shall be based on the aggregate prices of such lots;
  
(b)        if the property is not sold, the remuneration of the vendor's solicitor (including drafting and settling conditions of sale) shall be-

(i)        50% of the full scale fee specified based on the reserve price;

(ii)         if there is no reserve price, 50% of the full scale fee specified based on the highest bid as certified in writing by the auctioneer; or

(iii)         if there is no reserve price and no bid, in accordance with rule 1 of the Sixth Schedule;

(c)        if the property is not sold at the first attempt but is sold at a subsequent attempt, the remuneration of the vendor's solicitor for the first attempt shall be in accordance with subparagraph 4(b)(i), (ii) or (iii), and for the subsequent successful attempt, the remuneration of the vendor's solicitor shall be the full scale fee based on the sale price of the property; and if the property is not sold after two or more attempts, the remuneration of the vendor's solicitor for the first attempt shall be in accordance with subparagraph 4(b)(i), (ii) or (iii) and for each subsequent unsuccessful attempt, the remuneration of the vendor's solicitor shall be in accordance with rule 1 of the Sixth Schedule; and

(d)        where a property held under the same title is divided into lots for convenience of sale, the remuneration of the vendor's solicitor specified in subparagraph 4(b)(i) and (ii) shall be based on the aggregate of the reserve prices, or if there are no reserve prices, the aggregate of the highest bids as certified in writing by the auctioneer.

5.         The scale of fees in this Schedule shall also apply to transfers of charges and leases, based on the consideration for such transfers or the adjudicated value.

6.         In addition to any other fees payable to a solicitor under this Order, a solicitor who arranges-

(a)        a sale for a vendor (other than a sale by public auction in which event rule 4 of this Schedule shall apply); or

(b)         a purchase by a purchaser, and negotiates the price and terms and conditions thereof, shall be entitled to an additional negotiating fee equivalent to the full scale fee specified in this Schedule.

7.         The remuneration specified in this Schedule shall be inclusive of all normal and necessary attendances up to the completion of the transaction, including the drawing up of a sale and purchase agreement and the preparation and registration of the instrument of transfer or the deed of assignment where no individual document of title or strata title has been issued.

秀气灵人

詞彙	註解
承兌信	申請人簽發的函件，表明在獲得銀行機構批准之後，接受有關貸款。
申請表格	用於申請貸款的表格。
估價報告	由有執照估價師，估計師對有關產業的大約價格提供的書面分析報告。
基本貸款利率	金融機構根據考慮了機構之基金成本以及其他行政費用的方案而計算的最低利率。
承約費	金融機構徵收的費用，以保留尚未被借款人使用的資金。這一般上實施於透支便利。
違約	期滿時借款人時無法繳付每月分期付款／利息給金融機構。
貸款發放費	各類的費用將由借款人承擔，例如由金融機構產生的債務負擔登記費，土地檢查費，報窮檢查費以及處理貸款文件的律師費用。
文件	與貸款相關的一係列文件，表格以及其他文件。這些文件將構成有關貸款的完整記錄。
首期付款	買方支付給售屋者的首期付款。
金融機構	所有在1989年銀行與金融機構法令下獲得執照的商業銀行與金融公司，以及在1983年回教銀行法令下獲得執照的回教銀行。
固定利率	這是於整個貸款期間對貸款額徵收的固定利率。一般上在還款計劃開始之前，即已確定固定的還款額。舉例說，年利為10%固定利率的價值1萬令吉的貸款，每年的利息則是1000令吉，直至貸款完全清還為止。
浮息利率貸款	這是根據部份指標，例如基本貸款利率的漲落，而以浮動方式徵收利息的貸款。
取消贖取抵押品的權利	金融機構採取的法律行動，以追索回違約借款人尚欠的貸款。由借款人抵押以獲得貸款的產業將會被脫售而脫售產業的所得將用於繳清尚欠的貸款額。
漸進式付款	在借款人的購買能力提高，有能力繳付更高的分期付款之前，這項計劃可證借款人在貸款的初期，伸縮性繳付較低的分期付款。
每月家庭的總收入	這是一個家庭裡所有有工作之成員，在未扣除所得稅、社會保險機構、僱員公積金、貸款分期付款或其他的扣項之前的收入再加上加班，佣金以及其他來源的額外收入。
擔保人	如果借款人無法償還款項，在法律上必須負責支付由借款人產生之債務的人士或機構。
業主保險	為業主提供，結合了負債保障以及因風災、火災、破壞行動以及其他風險而導致之損壞的保險保單。
延遲罰款	一旦分期付款逾期未付，金融機構徵收的罰款。

秀气灵人

遺產管理證書	由高等法庭發出給一方的不動產轉讓授權代理書，以讓有關人士管理沒有訂立遺囑之死者的產業。
貸款期限	在特定同意的還款計劃下，完全繳還貸款本金及利息的年份數目。
融費額	金融機構根據用作抵押以獲得貸款之產業價值的百分比給予的貸款額。
抵押遞減定期保險	在整個貸款期間逐步減少的定期保險。這是一旦受保人不幸死亡或終身殘障，可用以保障尚欠的貸款額的保險。抵押遞定期保險一般上是根據尚欠之貸款額而計算。
尚欠貸款	剩餘尚未繳還的貸款，包括利息及其他費用在內。
透支	給予符合資格之來往戶口持有人的信貸便利。借款人獲允許開具超過於其來往戶口信貸結存的支票，惟受制於金融機構給予的部份預先批准限額。
授權書	給予一方授權委任，以代表另一方行事的正式法律文件。
預先付款	在期滿前繳付全部或部份的貸款。
預先付款罰款	金融機構對提前繳清貸款徵收的費用。有關徵收的費用一般上是根據貸款額的百分比或'X'個月份的利率計算。
本金	這是同金融機構借貸，不包括利率及其他收費在內的數額。
產業	指有地產業（例如房屋、公寓、共管公寓）以及土地（例如平房單位）。
再融資	繳清現有貸款的一部份或全部。目的在於向相同或另一家金融機構獲取另一項貸款。
買賣合約	買方與賣方簽署的書面合約，包含了將售賣之產業的條款與條件。
抵押保障	擔保繳還貸款的實業或個人產業保障。如果貸款沒有清還，借款人需承擔失去有關產業的風險。
定期貸款	通過定期付款繳還的貸款，一般上是一個固定的期間，例如10年。
地契	構成產業擁有權的法定文件。

秀气灵人

Glossary	Description
Acceptance Letter	A letter from the application indicating his willingness to accept the loan after the loan is approved by the banking institution.
Application Form	A form used to apply for loan.
Appraisal/Valuation Report	A written analysis of the estimated value of real estate prepared by a licensed Valuer/Appraiser.
Base Lending Rate (BLR)	A minimum interest rate calculated by financial institutions based on a formula which takes into account the institutions' cost of funds and other administrative costs.
Commitment Fee	A fee charged by the financial institution for setting aside funding that are not utilised by the borrower. Usually only applicable to overdraft facility.
Default	Failure to pay the monthly instalment/interest payments to financial institutions when due.
Disbursement Fees	Various type of fees such as registration of charge fee, land search fee, bankruptcy search fee incurred by financial institutions and solicitors attending to the loan documentation in relation to the loan which are payable by the borrower.
Documentation	A set of agreements, forms, and other documents to be signed in connection with a loan. The documentation will form a full set of records for the loan.
Downpayment	An initial payment made by the buyer to the seller of the house.
Financial Institutions	All commercial banks and finance companies licensed under BAFIA 1989 and Islamic banks licensed under the Islamic Banking Act 1983.
Flat Rate	A term to describe interest that is charged as a fixed percentage of the loan amount throughout the tenure of the loan. The flat repayment amount is usually determined before the commencement of the repayment programme. For example, interest charged on a RM 10,000 loan at a flat rate of 10% per annum is RM 1,000 annually until the loan is fully settled.
Floating Rate Loan	A term used to describe a loan, where the interest charged fluctuates due to the rise and fall of a certain indicator such as the Base Lending Rate.
Foreclosure	Legal action available to the financial institution for recovering outstanding sums owed by a borrower who has defaulted on his/her loan. The property pledged by the borrower to secure the loan is sold and the proceeds of the sale used to settle the outstanding loan amount.
Graduated Payment	A scheme that allows the borrower the flexibility to pay a lower instalment sum at the beginning of the loan tenure before progressing onto a higher instalment sum as the borrower's purchasing power improves.
Gross Monthly Household Income	The sum of gross monthly pay of all working family members before deducting income tax, Socso, EPF, loan instalment or other deductions plus any additional income from overtime, commissions and other sources.
Guarantor	Person or entity who is legally bound to pay a debt incurred by the borrower if that borrower fails to pay.
Homeowners Insurance	An insurance policy that combines liability coverage for a homeowner together with protection from damages caused by wind, fire, vandalism and other risks.
Interest Rate	The amount charged by the lender to the borrower for borrowing a sum of money expressed as percentage of sum borrowed.
Late Charge	A penalty charged by financial institution for not paying instalment due on time.

秀气灵人

Letter of Administration	A Grant of representation issued by the High Court to a person to allow him to administer the estate of the deceased who died without a will.
Loan Tenure	Number of years taken to fully repay the loan principal and interest as agreed under a specific repayment programme.
Margin of Financing	The loan amount granted by the financial institution, expressed as a percentage of the value of property pledged to secure the loan.
Mortgage Reducing Term Assurance (MRTA)	A term insurance which reduces over the tenure of the loan. This form of insurance is used to provide cover for the outstanding loan amount, in the event of death or total permanent disability of the insured. MRTA is normally calculated to meet the outstanding loan amount.
Outstanding Loan	Remaining loan not yet paid, including interest and other charges.
Overdraft	A type of credit facility granted to the eligible current account holder. The borrower is allowed to issue cheques exceeding the credit balance in the current account but subject to a certain pre-approved limit granted by the financial institution.
Power of Attorney	A formal legal document giving authority to one person to act on behalf of another person.
Prepayment	Payment of all or part of a loan before maturity.
Prepayment Penalty	A fee charged by financial institutions for early payment of loan in full. The fee charged is usually based on a percentage of the loan amount or X months of interest.
Principal	The amount borrowed from financial institutions, excluding interest and other charges.
Property	Refers to landed properties (like house, apartment, condominium) and land (like bungalow lots).
Refinancing	The process of paying off a portion or the entire amount of the existing loan with the intention of obtaining another loan from the same or another financial institution.
Sale and Purchase Agreement	A written contract signed between the buyer and seller stating amongst others, the terms and conditions under which a property will be sold.
Security	Real or personal property that guarantees the repayment of a loan. The borrower risks losing the property if the loan is not repaid.
Term Loan	A loan which is repaid through regular periodic payments, usually over a period of time, for example 10 years.
Title	A legal document establishing the right of ownership on a property

秀气灵人

1）我能夠負擔的數額是多少？
答：這要看您的收入以及其他的財務責任。根據經驗法則，大部份購屋者購買比他們年收入高出1.5及2.5倍的房屋。舉例說，一位年收入4萬零吉的購屋者，將會購買價格介於6萬令吉至10萬令吉之間的房屋。此外，每月的貸款償還額，不應超過您的每月總收入的三分之一。在評估您的還款能力方面，金融機構將把您的其他債務還款考慮在內，例如汽車貸款、個人貸款以及信用卡。


（2）我能夠借貸多少錢？
答：這視您的產業價值、您的收入以及您的還款能力而定。融資額可高達95%（包括抵押遞減定期保險）。更高的融資額意味著您必須繳付的分期付款額更高。因此，按照所實施的利率，較短的貸款期則需要繳付更高的分期付款額。


（3）處理貸款需要花費多久的時間？
答：一般上，從您提供完整的文件開始後，您的貸款申請需費時1至2個星期的時間方能獲得批准。您應該向有關的金融機構索取申請所需文件的清單，以避免任何延誤。


（4）傳統融資與回教式融資的分別是什麼？
答：在傳統融資下，您尚欠的貸款包括了本金以及所徵收的利息。有關的利息實際上是金融機構獲取資金的成本。

回教式融資則根據買賣概念運作，即金融機構購買有關的產業，之後則以高過購價售回給您。


（5）為什麼我需要進行產業估價？
答：若您購買的是已建竣的產業，則需要進行產業估價。金融機構需要有關的估價，以確定有關產業是否能對所給予貸款提供足夠的抵押保障。它也是產業是否物有所值的指標。


（6）我是否需要委任一名律師？我能夠選擇本身的律師嗎？
答：是的。您必須委任一位律師替您準備貸款文件，一般上，金融機構將提供熟悉處理這類文件的顧問律師名單供您選擇。如果您選擇聘用本身的律師，您應該與您的金融機構討論。


（7）誰支付律師費？
答：一般上，律師費由買方承擔。但是，部份發展商與金融機構可能獻議代為支付法律文件的律師費，作為它們的市場配套的一部份。此外，部份金融機構亦提供貸款文件費用的融資。


（8）如果我面對財務困難而無法繳付貸款還款，我該怎辦？
答：如果發生這樣的事，您應該聯絡您的金融機構，以討論合理的還款計劃，這包括延長貸款期限。


（9）我能否在議定的貸款期限內提前繳清我的貸款？
答：一般上提早繳清貸款需繳付罰款。罰款介於尚欠貸款額的2至5%，視各金融機構而定。有關罰款費將根據您選擇的產品種類以及您何時決定兌回貸款而定。

請注意，在您被允許提前繳清貸款之前，一些貸款配套要求您保持最低的貸款期限。


（10）如果我提前繳清貸款，是否可以免付罰款？
答：金融機構可全權決定是否豁免您的罰款。


（11）為什麼儘管己經繳還款約，我在初期的尚欠貸款仍然很高？
答：在您的貸款初期，您的還款的大部份數額將是支付利息而已。因此，若您支付部份還款，以繳還尚欠的本金，您將可節省大筆利息付款，並能縮短您的貸款期。


（12）除了每月的合約還款之外，我是否可以繳還額外的款項？
答：這將根據您的貸款合約的條款與條件而定。每個月或者是在每年年杪繳付額外的款項，可讓您加速繳清貸款。

當您繳付額外款項時，請確保注明有關的額外款項是用於繳付本金。無論如何，如果您是繳付一筆過的款項或部份款項以償還您的本金貸款，您必須給予通知書給您的金融機構。通知書的期限由1至3個月不等。


（13）我是否需要為貸款便利尋找一位擔保人？
答：金融機構可全權決定，並且視借款人的信用狀況而定。


（14）金融機構是否有權利對我的貸款戶口徵收它們產生的其它收費？例如：延遲付款收費，法律成本，保險及其他？
答：金融機構向您的戶口徵收費用的權利，一般上己經在貸款的條款與條件之內注明。


（15）我的每月分期付款／利息付款的寬限期是多少？
答：一般上，金融機構給予7至14天的寬限期，以讓您繳還分期付款。任何在寬限期之後繳付的款項，將會被徵收延遲付款費用。


（16）金融機構在什麼時候才發放貸款給賣方／發展商？
答：對於在興建中的房屋，金融機構將在每一個建築期完畢，並獲得繪測師證書的核定之後，發放進度付款給發展商。至於已經建竣的產業，則將在法律文件備妥或當獲得所有的相關批准之後，例如獲得州政府的批准之後，貸款才獲得發放。


（17）我是否能夠聯名購買房屋，但是卻以我本人的名義申請房屋貸款？
答：金融機構將根據以下的情況，考核各別的申請：


聯名者為夫妻關係，其中一方沒有工作，而另一方則需完全負起貸款的責任。


聯名者為父親／母親與子女的關係，父母本身己年邁沒有工作，而子女需負起貸款的責任。
無論如何，上述情況由金融機構全權決定，以及他們也需要考慮到其他的事項。


（18）如果發展商擱置屋業計劃，我是否仍然需要繳付利息／分期付款？
答：是的。您仍然有責任根據您與金融機構之間簽署的貸款合約，繳還您的貸款。

無論如何，基於金融機構對有關產業持有既得利益，您可以與您的金融機構討論還款的計劃。您也應當就此事向房屋及地方政府部報告。


（19）當貸款完全被繳清之後，金融機構會採取什麼行動？
答：當貸款完全繳清之後，金融機構將通過其律師，解除它對有關產業的權利。

金融機構（受押人）將撤消它對有關產業的索償，而有關產業將在過後轉讓給您。


（20）萬一沒有購買保險的借款人去世，其抵押產業會如何？
答：去世者的幸存者／近親，可通過法庭索回去世者的產業的擁有權。有關人士可選擇繼續繳付貸款或贖回有關產業。無論如何，大部份金融機構強制性借貸人購買抵押遞減定期保險，以便這類情況發生的時候獲得保障。


（21）如果我沒有繳付還款，金融機構將採取什麼行動？
答：如果您連續3期無法繳付還款，金融機構將會採取必要行動，以追索回有關貸款。

在最糟糕的情況下，金融機構將取消對有關產業的索回權，並脫售有關產業，以償還貸款。而借款人仍然有責任繳還拍賣價格以及尚欠貸款額之間的差額。


（22）什麼是繳付我的貸款的最便利方法？
答：金融機構提供一系列的服務，以使您的銀行事務變得更容易。其中一些繳付貸款的替代方法包括：


開設儲蓄／來往戶口，並以最低費用安排直接支付指示便利（如果您在同一家銀行持有存款與貸款戶口，有關的收費可能會豁免）


通過自動出納機轉帳


互聯網銀行


電話銀行服務


通過存款機存入您的支票，或直接把支票交至金融機構


（23）如果我獲得低利率的獻議，我是否應當考慮再融資我的貸款？
答：再融資貸款需要考慮的主要事項是所涉及的成本。您清楚知道，在您第一次申請這項貸款的時候，己經花費一大筆錢繳付必要的費用。例如：貸款處理費，法律費，印花稅以及轉讓費。若是再融資貸款，則意味著您必須再繳付一次上述的費用。

在您決定是否要再融資之前，您必須確保有關的低利率所替您節省的數額，足以補償與再融資有關的所有成本，包括罰款，若有。

kmc

请问秀气姐姐,跟马来屋主买屋子会麻烦吗?
有什么东西要注意?